3427 Chadbourne St · Augusta-Richmond County consolidated government (balance), GA 30906

$119,900

3 bd · 1.5 ba · 1,378 sqft · SingleFamily public records · 34 Days on market

Built 1971 0.27 ac lot $87/sqft · 16% below area Est $143k · 16% under

---

Why this score? — see what drove the B- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +26.1/30.0
• ARV discount +14.8/15.0
• DSCR +8.8/10.0
• 1% rule +7.4/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks

3-bedroom, 1.5-bathroom ranch in the Georgetown South subdivision. Built in 1971, this 1,378 sq. ft. The spacious bedrooms include ample closet space. Situated on a level 0.27-acre lot, the exterior offers a durable all-brick finish and a one car attached garage for easy parking

Key facts

• Level lot
• Eat-in kitchen
• Laundry hookups

Tags

• OPEN-CONCEPT LAYOUT
• EAT-IN KITCHEN
• LAUNDRY HOOKUPS
• LEVEL LOT
• ALL-BRICK FINISH

Property features AI

Finance

• Other: Lot about 0.27 acre
• HOA & community: No homeowners association

Exterior

• Parking: Garage (assigned); One parking space total
• Utilities: Public water; Public sewer; Other utilities
• Home design: Single-family residence; House structure; Resale property
• Construction: Built in 1971; Brick construction; Composition roof; Slab foundation
• Exterior features: Patio; Porch; Level lot

Interior

• Kitchen: No appliances included
• Bedrooms: Three bedrooms (all on the main level)
• Flooring: Hardwood floors
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: One-level living; Dining room and living room combined; No fireplace; Other interior features
• Laundry & utility: Laundry features listed as other

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $304 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $116k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.3% vs local median 5.3% in Augusta-Richmond County consolidated government (balance) — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Richmond County (urban): math 12% / reading 20% proficiency, ranked #154 of 174 in GA (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 72% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Glenn Hills Elementary School (math 2% / reading 8%, grade F, #1,160 of 1,228 statewide, top 98%, 393 students, 98% FRL); Glenn Hills Middle School (math 2% / reading 6%, grade F, #467 of 470 statewide, top 99%, 762 students, 98% FRL); Glenn Hills High School (math 2% / reading 2%, grade F, #421 of 424 statewide, top 100%, 883 students, 98% FRL) — zoned schools average 98% FRL vs 72% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 4% at this address vs 16% district-wide (-12 pts) — the specific schools serving this property underperform the Richmond County average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-0.2%/yr); 364 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 48% of comp listings sitting > 30 days — soft ceiling on asking rent; 561 units permitted in Richmond County in 2024 (0 in 5+ unit buildings).
• This rent runs 39% of the median local income ($46k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $829 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Richmond County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 5y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $31k; list at $120k implies a 288% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 66% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $116,303 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
5. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
6. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.24% ✓
• Cap rate: 9.33%
• Cash-on-cash: 10.86%
• DSCR: 1.48
• GRM: 6.7

CMA / ARV

• ARV (median comp): $143,195
• List price: $119,900
• Delta: -16.27%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3426 S Kensington Dr	0.31mi	3/1.5	1,326 (-4%)	2mo	$89,000	$67	78
3411 Webster Rd	0.31mi	3/2.0	1,352 (-2%)	7mo	$141,400	$105	74
2528 Georgetown Dr	0.40mi	3/1.5	1,325 (-4%)	6mo	$150,000	$113	70
2940 Dahlia Dr	0.65mi	3/2.0	1,431 (+4%)	2mo	$170,000	$119	60
3308 Blanchard Rd	0.58mi	3/2.0	1,290 (-6%)	1mo	$171,900	$133	59
2942 Dahlia Dr	0.64mi	4/2.0 (+1)	1,392 (+1%)	6mo	$174,000	$125	56
2504 Hastings Dr	0.45mi	3/2.0	1,215 (-12%)	2mo	$160,000	$132	56
3526 Spring Glen Ln	0.61mi	4/2.0 (+1)	1,444 (+5%)	3mo	$175,000	$121	54
3625 Meadowgrove Dr	0.62mi	3/1.5	1,260 (-9%)	3mo	$68,000	$54	54
3531 Spring Glen Ln	0.68mi	3/2.0	1,286 (-7%)	2mo	$165,000	$128	54
3005 Griffis Ct	0.67mi	3/2.0	1,500 (+9%)	3mo	$125,000	$83	49
3623 Meadowgrove Dr	0.61mi	4/1.5 (+1)	1,260 (-9%)	6mo	$90,000	$71	47

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -3.6%
• Equity multiple: 0.87×
• Total profit: $-4,386
• Equity at exit: $17,877

10-year hold

• IRR: 2.2%
• Equity multiple: 1.13×
• Total profit: $4,453
• Equity at exit: $10,367

Cash invested: $33,572 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 90 Strongly Landlord-Friendly
• State Georgia: 90 Strongly Landlord-Friendly · R+3
• County: — inherits STATE
• City: — inherits STATE

Magistrate court evictions in 10-30 days; no rent control; preempted; few tenant protections.

Methodology + full state rankings →

ZIP-level market 30906

• Home prices YoY: -21.6%
• Rents YoY: -0.2%
• Active inventory: 364
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,487 high
• Mortgage (P&I): −$629
• Tax from tax record: −$193 /mo · $2,310/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$312
• Net cashflow: $304

Break-even live

Break-even rent $1,103

Max offer price $119,900

Occupancy floor 75%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3200 Deans Bridge Rd Augusta, GA	1.0–4.0	1.0–1.5	1075	$970	$0.90	23d	6	0.15mi
2941 Rollingwood Dr Augusta, GA	3.0	2.0	1297	$1,750	$1.35	23d	1	0.17mi
3412 Kensington Dr N Augusta, GA	3.0	2.0	1225	$1,350	$1.10	23d	1	0.18mi
2914 Cumberland Dr Augusta, GA	4.0	1.5	1650	$1,400	$0.85	21d	1	0.26mi
3519 Evangeline Dr Augusta, GA	4.0	1.5	1800	$1,595	$0.89	43d	1	0.50mi
3320 Hillis Rd Augusta, GA	4.0	3.0	1788	$1,850	$1.03	13d	1	0.56mi
3001 Alene Ct Augusta, GA	4.0	2.0	1288	$1,631	$1.27	23d	1	0.63mi
3613 Alene Cir Augusta, GA	3.0	2.0	1260	$1,325	$1.05	13d	1	0.67mi
3504 Osage Ct Augusta, GA	4.0	1.5	1425	$1,556	$1.09	13d	1	0.70mi
2808 Nighthawk Dr Augusta, GA	3.0	2.0	1314	$1,450	$1.10	43d	1	0.85mi
2707 Gardenbrook Ct Augusta, GA	3.0	2.0	1728	$1,606	$0.93	43d	1	0.86mi
2708 Blossom Dr Unit B Augusta, GA	2.0	1.5	896	$950	$1.06	43d	1	0.87mi
2813 Leawood Ct Hephzibah, GA	3.0	2.0	1377	$1,250	$0.91	43d	1	0.97mi
2631 Drayton Dr Augusta, GA	3.0	2.0	1404	$1,430	$1.02	13d	1	1.14mi
2612 Lumpkin Rd Augusta, GA	3.0	1.5	1614	$1,450	$0.90	43d	1	1.16mi
2830 Lumpkin Rd Unit A Augusta, GA	3.0	1.5	1000	$900	$0.90	23d	1	1.20mi
2524 Drayton Dr Augusta, GA	3.0	2.0	1404	$1,700	$1.21	43d	1	1.22mi
2609 Dublin Dr Augusta, GA	3.0	2.0	1400	$1,395	$1.00	13d	1	1.23mi
3517 Byron Pl Augusta, GA	3.0	2.0	1300	$1,350	$1.04	43d	1	1.28mi
2727 Barclay St Hephzibah, GA	4.0	2.0	1430	$1,234	$0.86	43d	1	1.44mi
2704 Cranbrook Dr Hephzibah, GA	3.0	2.0	1377	$1,650	$1.20	43d	1	1.49mi

Listing history 38 events

1. 2026-06-18
   days on market $119,900 Active 34 DOM
2. 2026-06-17
   days on market $119,900 Active 33 DOM
3. 2026-06-16
   days on market $119,900 Active 32 DOM
4. 2026-06-15
   days on market $119,900 Active 31 DOM
5. 2026-06-14
   days on market $119,900 Active 29 DOM
6. 2026-06-10
   days on market $119,900 Active 26 DOM
7. 2026-06-09
   statusdays on market $119,900 Active 25 DOM
8. 2026-06-08
   days on market $119,900 Price Change 24 DOM
9. 2026-06-07
   pricestatusdays on market $119,900 Price Change 23 DOM
10. 2026-06-03
    days on market $124,900 Active 19 DOM
11. 2026-06-02
    days on market $124,900 Active 18 DOM
12. 2026-06-01
    days on market $124,900 Active 17 DOM
13. 2026-05-31
    days on market $124,900 Active 16 DOM
14. 2026-05-30
    days on market $124,900 Active 15 DOM
15. 2026-05-15
    listed $124,900 New 279-char remark
16. 2026-03-26
    status Active
17. 2026-03-26
    historical
18. 2026-03-20
    price $119,900
19. 2026-02-21
    status Active
20. 2026-02-20
    historical
21. 2026-01-26
    status Active
22. 2025-12-14
    historical
23. 2025-12-14
    historical
24. 2025-12-14
    historical
25. 2025-10-16
    listed $134,900 Active
26. 2025-10-16
    listed $119,900
27. 2024-08-30
    soldstatus $30,906
28. 2021-12-09
    soldstatus $101,000
29. 2021-09-27
    soldstatus $101,000
30. 2021-09-27
    soldstatus $101,000
31. 2021-08-30
    listed $110,000
32. 2021-08-30
    listed $110,000
33. 2021-08-25
    listed $110,000
34. 2021-08-25
    historical
35. 2021-08-25
    listed $110,000
36. 2021-08-25
    historical
37. 2019-08-23
    soldstatus $184,000
38. 1976-07-01
    soldstatus $22,500

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast GA · Resets to sale price

• Current annual tax: $2,310 · $193/mo
• Projected year-2 tax: $2,310 · $193/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥106°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 66% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,850
• − Mortgage interest: −$6,716
• − Property taxes: −$2,310
• − Insurance: −$600
• − Repairs & maintenance: −$1,428
• − Management: −$1,428
• − Depreciation: −$3,488
• Taxable income: $1,880
• Est. tax owed @ 24.0%: −$451
• After-tax cash flow: $3,195/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Richmond County
• NCES district ID: 1304380
• Math proficiency: 12% ▼ -9.00%
• Reading proficiency: 20% ▼ -6.00%
• Median HH income: $38,069
• Composite: 13.43/100
• National rank: #9524
• State rank: #154 of 174 in GA

Livability — Augusta-Richmond County consolidated government (balance)

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Augusta-Richmond County consolidated government (balance), GA
• County: Richmond County · 190,917 people
• City population: 154,035
• Metro: Augusta-Richmond County, GA-SC
• Population (ZIP): 60,423
• Household income: $45,999
• Rent vs Own: 46.5% rent · 53.5% own
• Severe rent burden: 3363.0

Population outlook (Richmond County) Hauer SSP2

• Today (2025): 200,753 people
• By 2030: 200,232 · -0.3%
• By 2040: 196,813 · -2.0%
• By 2050: 190,347 · -5.2%
• By 2075: 172,496 · -14.1%
• By 2100: 146,284 · -27.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (64%)
• Race & ethnicity: Black 64% White 27% Two or more races 5% Hispanic / Latino 5%
• Common ancestry: Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 3% German/W. Germanic 1%

Political lean MEDSL · Richmond

• 2024 margin: Solid D (+36.1) · D 67.8% · R 31.7%
• 2008→2024 swing: +4.3pp toward D · 2008: 31.8pp · 2024: 36.1pp
• All cycles: 2024: D+36.1 2020: D+37.2 2016: D+32.4 2012: D+33.8 2008: D+31.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -58.99%
• Current HPI: 213.5733
• Rent YoY: ▼ -0.25%
• Metro: Augusta-Richmond County, GA-SC
• State GDP YoY: ▲ 2.66%
• F500 in state: 28

Industry mix (Fortune 500 HQ in GA)

Industry	F500 HQs	Revenue
▸Paper / Packaging	2	$29B
▸Retail	1	$160B
▸Transportation / Logistics	1	$91B
▸Airlines	1	$62B
▸Consumer Goods	1	$47B
▸Utilities	1	$25B

Price history

+432.9% since first listed

25 events — show timeline

• 2026-06-07 Price Changed $119,900 GAMLS
• 2026-05-15 Listed $124,900 GAMLS
• 2026-03-26 Relisted — Hive MLS
• 2026-03-26 Listing Removed — Hive MLS
• 2026-03-20 Price Changed $119,900 Hive MLS
• 2026-02-21 Relisted — Hive MLS
• 2026-02-20 Listing Removed — Hive MLS
• 2026-01-26 Relisted — Hive MLS
• 2025-12-14 Listing Removed — Hive MLS
• 2025-12-14 Listing Removed — Hive MLS
• 2025-12-14 Listing Removed — Hive MLS
• 2025-10-16 Listed $119,900 Hive MLS
• 2025-10-16 Listed $134,900 Hive MLS
• 2024-08-30 Sold (Public Records) $30,906 Public Records
• 2021-12-09 Sold (Public Records) $101,000 Public Records
• 2021-09-27 Sold (MLS) $101,000 Hive MLS
• 2021-09-27 Sold (MLS) $101,000 Hive MLS
• 2021-08-30 Listed $110,000 Hive MLS
• 2021-08-30 Listed $110,000 Hive MLS
• 2021-08-25 Listing Removed — Hive MLS
• 2021-08-25 Listed $110,000 Hive MLS
• 2021-08-25 Listed $110,000 Hive MLS
• 2021-08-25 Listing Removed — Hive MLS
• 2019-08-23 Sold (Public Records) $184,000 Public Records
• 1976-07-01 Sold (Public Records) $22,500 Public Records

Property tax history

+9.4%/yr

Latest (2025): $2,310 · +10.1% YoY. Source: county tax records.